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HomeMy WebLinkAbout2021-10-21 Community Concerns represented by Rebecca Community Rebuttal to Proposed Centerville Subdivision (Revised October 14, 2021) Neighborhood Meetings: On June 3, 2020, the developer held a neighborhood meeting at the site. The developer's representative presented the proposed plan to the significant number of residents present. The representative presented the plan implying that the plan was what the city planners wanted and in fact asked the developer to create. All resident's present were angered and outraged with city planners and the developer. Numerous residents were upset that the city would want an additional 314 households planned for the 40-acre parcel; especially when their expectation of the proposed development would be single family homes with a similar look and feel to all the surrounding established developments. The resident's primary concerns were the number of people occupying 314 households, who would have the same expectation of accessing city services as they had when moving into the surrounding community. Current residents expressed that their primary concerns were, currently experiencing increased traffic delays along the arterial roadways, increased automobile accidents, non-existent bike lanes and safe pedestrian pathways along Howry Lane and the unimproved arterial roads(Amity Rd and Cloverdale), Hillsdale Elementary already busing of children living in the community to schools miles away from where they live, non- existent transportation services, increase in traffic in an already overburdened community, cut- through traffic to Hillsdale Creek subdivision down S Bleachfield Ave., down W Lachlan ST, through the Rock Hampton Subdivision and out to S Cloverdale RD and cut-through traffic to Rock Hampton subdivision down W McCumbo ST leading out to S Cloverdale RD, the increased traffic impact to Hillsdale Creek and Rock Hampton subdivisions, the inability of the fire department to respond to a recent house fire in Century Farms where the house was completely damaged due to fire and smoke damage and addition fire services not planned to be developed for possibly two or more years. Last of their concerns were the conformity of the proposed building elevations to the existing elevations of the surrounding communities, multi- family three story apartment buildings in the middle of an All urban family community without services for residents requiring transportation services and access to public services. On June 23, 2021 a second meeting was held at the subject site. The revised plan presented by the developer's representative was presented. A greater number of community residents from the surrounding developments attended the meeting. The residents expected to be heard and have their concerns addressed. The developer's representative presented their revised version of the proposed plan and again implied that the plan was what the city planners wanted. Again the resident's present were angered and outraged with city planners and the developer. Little change was made to the second plan revision. The same concerns listed above were expressed. The applicant stated that they contacted West Ada School District about school capacity and safe routes to school. A member of our community forum contacted the West Ada School and its was confirmed that no more than a telephone conversation had occurred between the developer's representative and the school district. The West Ada School District forwarded a letter outlining the limited school capacity throughout the district, the negative impact of busing children to distant schools in the district and the burden of the additional cost of busing the children. The overflow school, Silver Sage Elementary, is miles away from the proposed subdivision. The district has recently stated that schools are reaching a 'Crises' status. The West Ada School District suggested the developer donate land for the construction of a much-needed elementary school for the community. Material Facts Section 67-6508 of Idaho Code (the Local Land Use Planning Act) requires Comprehensive Plans to consider, at a minimum: previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for 17 planning components. These components include: property rights; school facilities and transportation; land use; public services, facilities, and utilities; transportation; recreation; housing; community design and implementation. The City of Meridian Future Land Use Map (FLUM) portrays locations for the various land use types. The FLUM's primary purpose is to define and map future land uses so that development occurs in the direction and manner most desired by Meridian's stakeholders. The FLUM works in conjunction with the text of the Comprehensive Plan, city code, and the various policies of the City. The goal of the Comprehensive Plan is to create an effective vision and source document that the general public, developers and decision makers can use to ensure Meridian is a premier place to live, work and raise a family. However, the FLUM is not a zoning map and differs in that it describes the character and type of the use that is desired in the future. The FLUM reflects the efforts of our community. The City of Meridian invests thousands, upon thousands of dollars engaged in research, feasibility studies and engineering toward the Comprehensive Plan development. Citizens invest hours of their time participating in the planning and development process, giving public input toward the creation of the comprehensive plan.The ultimate result is the Future Land Use Map (FLUM) that is embraced by both the city and the citizens of Meridian. The community expects the City of Meridian to uphold the Comprehensive Plan and not freely allow the whim of a developer to manipulate outdated data in an effort to rezone a plat of land to their desired liking. In accord with section 67-6526 of Idaho Code, an Area of City Impact (AOCI) has been established for Meridian. The proposed Centerville Subdivision falls within the AOCI. The City's AOCI is the future planning area for the City, where annexation and development in Meridian is anticipated.Although all these properties are not yet incorporated, planning responsibilities for these lands rest with the City of Meridian. The City's AOCI is negotiated with Ada County, pursuant to the Local Land Use Planning Act (LLUPA). Within the City's AOCI, unincorporated properties are governed by Ada County for day-to-day administration of zoning matters. However, the County uses the City's adopted Comprehensive Plan and the negotiated agreement in the administration of those duties. Ada County has applied a Rural Urban Transition (RUT) zoning district to most of the properties within the City's AOCI. The RUT zone allows five-acre-lots, single-family residential development, as well as agricultural-related uses and a range of conditional uses. To request something other than the RUT zoning, the developer must request urban services from the City of Meridian. Such services include sanitary sewer, water, fire, police, parks, transportation, and libraries.. All County development applications within the AOCI are reviewed by the City of Meridian for compliance with the Comprehensive Plan and applicable City policies. The importance of cooperating with Ada County is imperative to successful, long-term land use, transportation, and utility planning (such as water and sewer). There are very significant financial implications for not doing so. This Comprehensive Plan is the guide to the future of the City of Meridian. It builds on Meridian's history and community wishes, integrates previous and upcoming plan projects, and recognizes the contributions of our leaders and community members that have made Meridian one of the most desirable places to live. Thoughtful and deliberate planning is imperative to preserve and improve upon the current quality of life. Idaho Code § 67-6508 (Local Land Use Planning Act) provides for a planning process as follows: "Prepare, implement, and review and update a comprehensive plan, hereafter referred to as the plan. The plan shall include all land within the jurisdiction of the governing. The plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Material Fact 1. The subject project area presently contains two future land use designations: Mixed Use Neighborhood (MU-N) consisting of 9.97Acres, according to County Accessor parcel S1133120701 / 25% of FLUM City of Meridian Comprehensive approved land use. Medium Density Residential R-8, consisting of two parcels totaling 28.98 Acres according to County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres. 75% of FLUM City of Meridian Comprehensive approved land use. Idaho Code § 67-6511 requires: "The zoning districts shall be in accordance with the adopted plans." Idaho Code § 67-6511(a) requires: ...planning and zoning commission shall evaluate the request to determine the extent and nature of the amendment. Particular consideration shall be given to the effects of any proposed zone change upon the delivery of services by any political subdivision providing public services, including school districts, within the planning jurisdiction." The Existing Conditions Report addendum to the City of Meridian Comprehensive Plan 2017 Designated County Accessor Parcel S1133120701 - 9.97 Acres to Mixed Use Neighborhood (MUN) and only the 9.97 Acres Definition of Mixed Use Neighborhoods (MU-N) The purpose of this designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Supportive and proportional public and/or quasi-public spaces and places such as parks, plazas, outdoor gatherings areas, open space, libraries, and schools should comprise a minimum of 10% of development area. Land uses in these areas should be primarily residential with supporting non-residential services. Non-residential buildings should be proportional to and blend in with residential buildings. Non-residential uses in these areas tend to be smaller scale and provide goods or services that people typically do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Figure 3B. Mixed Use Neighborhood Concept Diagram Single Family I Residential Apartments, \ 'cur-plus i -�— orUuplexes8� �q Plaza Area 74 Ufficear o Service Use o _ Collector Road Material Fact Current FLUM designates County Accessor Parcel S1133120701 9.97 Acres of land to Mixed Use Neighborhoods (MUN) The purpose of this designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The proposed Centerville Subdivision consists of three parcels located at the southeast corner of E. Amity and S. Hillsdale. The surrounding developments consist of LOW DENSITY Single Family Residents with Rock Hampton Subdivision to the east, Hillsdale Creek Subdivision to the south abutting directly to the proposed development and Shelburne to the north and Century Farms to the south. To the west, directly across the street from the proposed development approximately 70 acres Mixed Use Neighborhood (MUN) is currently being developed. Approximately half is approved for residential development with the remaining area being comprised of commercial zoning that is comprised of a Self-Storage Unit on the corner of S Eagle Rd. and Amity Rd.. The remaining area is comprised of an Urgent Care Facility, Assisted Living Facility, St Lukes pediatric doctor(s) office, separate children's dental office, separate adult dental office, separate orthodontic office and currently a few remaining vacant lots yet to be developed. The community utilizes the services of the above businesses and enjoys the convenience and the location of these businesses. Therefore, the community looks for additional neighborhood serving uses to be developed on County Accessor Parcel S1133120701, 9.97 Acres of land as Mixed Use Neighborhoods (MUN). The community endorses the Staff analysis for the provision of additional public amenities such as a daycare, preschool, or additional elementary school facilities, coffee shop, sandwich shop, dog grooming, service providers one visits on a monthly or less frequent basis to be located on the 9.97 Acres. Material Fact As stated in the Staff Analysis Notes, "The applicant has not proposed to incorporate additional neighborhood serving uses and meet all of the comprehensive plan policies for this designation." As stated in Idaho Code § 67-6511 requires: "The zoning districts shall be in accordance with the adopted plans." Section 67-6508 of Idaho Code (the Local Land Use Planning Act) requires Comprehensive Plans to consider, at a minimum: previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for 17 planning components. These components include: property rights; school facilities and transportation; land use; public services, facilities, and utilities; transportation; recreation; housing; community design and implementation. The community respectfully requests the City Council follow the Comprehensive Plan and maintain the current Mixed Use Neighborhoods (MUN) designation for County Accessor Parcel S1133120701, 9.97 Acres of land. We request the developer is DENIED their application for 2.5 acres of C-C zoning for the intended uses for the additional commercial lots (combination office, retail and warehousing within one building). Furthermore, the community request that the developer not be allowed to calculate common area, buffers, green space etc., to be calculated in the gross density calculation. The community would rather the developer be allowed to only calculate Net Use Density Calculations to more accurately reflect the actual size and immensity of the developer's proposal. Definition of Medium Density Residential R-8 This Density allows for dwellings units at gross densities of three to eight dwellings units per acre. Medium Density Residential Site Pattern 11. a . F Material Facts Current FLUM designates Mixed Use Residential R-8, consisting of two parcels totaling 28.98 Acres according to County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres. 75% of FLUM City of Meridian Comprehensive approved land use. Section 67-6508 of Idaho Code (the Local Land Use Planning Act) requires Comprehensive Plans to consider, at a minimum: previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for 17 planning components. These components include: property rights; school facilities and transportation; land use; public services, facilities, and utilities; transportation; recreation; housing; community design and implementation. Idaho Code § 67-6511 requires: "The zoning districts shall be in accordance with the adopted plans." Idaho Code § 67-6511(a) requires: ..."planning and zoning commission shall evaluate the request to determine the extent and nature of the amendment. Particular consideration shall be given to the effects of any proposed zone change upon the delivery of services by any political subdivision providing public services, including school districts, within the planning jurisdiction." Material Facts The Existing Conditions Report addendum to the City of Meridian Comprehensive Plan 2017 Designated County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres Medium Density Residential R-8. As stated in the Staff Analysis Notes, "The overall gross density proposed lies near the absolute maximum allowed(8.4 du/ac can be rounded down to 9 du/ac per the comprehensive plan)for future land use. For this simple fact, Staff recommends a reduction in the maximum number of multi family units throughout the site." Staff Analyses Notes Cont. "The Community Planning Association of Southwest Idaho (COMPASS) data provided to the City for this development. In that document COMPASS has noted an approximate job to housing ratio within one (1) mile of the project site of.2 which indicates a need for more employment in this area. A healthy ration according to COMPASS, is in the 1.0-1.5 ratio" Staff notes : COMPASS Recommendations Amity Road is recognized in the Communities in Motion 2040 2.0 plan as one of the key unfunded corridors. ValleyConnect 2.0 has identified future transit service from south Meridian to downtown Star with 30 minute Frequencies in the peak hours. The route would originate near the intersection of S Eagle and E Taconic Drive 0.7 miles away from this location when operational. No mention of anticipated completion of route. Nearest bus stop: 2.6 miles Nearest grocery store: 2.4 miles Meridian City Code 3.02.01G " Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks." Title Ada County Zoning 8-8-4: URBAN PUBLIC SERVICE LEVEL STANDARDS: The planned community implementation plan shall describe how urban public services and additional public services at the service levels identified below will be provided in the planned community. Provided, however, in areas of city impact an urban public service level standard specifically provided in the appropriate area of city impact agreement in title 9 of this code, if any, shall supersede the specific urban public service level standard provided in this section. A. Minimum Urban Public Service Level Standards: Each planned community shall provide all of the following categories of urban public services in accordance with the stated minimum standard for each: Minimum Service Level Electricity Electricity service to every buildable property. Telephone Telephone service to every buildable property. Water 1. Drinking water service shall be provided to every buildable property within the planned community by a municipality, a private water company regulated by the Idaho public utilities commission, or a water district established pursuant to Idaho Code section 42-3201 et seq. 2. Drinking water service shall maintain compliance with all applicable federal, state and local rules and laws. 3. All residential lots shall have an automated irrigation sprinkler system to minimize water usage and waste. 4. All nonresidential lots shall have pressurized irrigation systems, using reclaimed water when available and permissible under all applicable federal, state, and local rules and laws. 5. All irrigation systems and water uses shall comply with all applicable federal, state, and local rules and laws. Wastewater 1. A centralized wastewater treatment and reuse service, or connection to an treatment existing system shall be provided to every property within the planned community by a municipality, a private sewer company, or a sewer district established pursuant to Idaho Code section 42-3201 et seq. 2. Wastewater treatment and reuse service shall maintain compliance with all applicable federal, state and local rules and laws. 3. If treated wastewater will be used for irrigation then the irrigated area and the amount of treated wastewater used for irrigation shall be identified in the planned community implementation plan, and shall comply with all applicable federal, state and local rules and laws. 4. For specific lots, the board may waive or alter the centralized wastewater treatment requirement on a case by case basis where topography or other considerations make centralized service infeasible. Law enforcement 1 law enforcement officer per 1,200 residents. Fire protection 1. Location within a fire district. 2. Fire protection shall be provided to all areas within the planned community with a response time of 5 minutes or less for the arrival of the first arriving engine company at a fire suppression incident, as measured from the time the unit acknowledges notification of the emergency. (National Fire Protection Association 1710 section 4.1.2.1 - 2004 edition.) 3. If a new fire station is required for the planned community to meet the response time then location of the new fire station should comply with the master siting plan of the fire district. Paramedic 1. 5 minutes or less for the arrival of a unit with first responder or higher level services (EMS) capability at an emergency medical incident, as measured from the time the unit acknowledges notification of the emergency for 90 percent of the anticipated population of the planned community. (National Fire Protection Association 1710 section 4.1.2.1 - 2004 edition.) 2. 9 minutes or less for the arrival of an advanced life support (ALS) unit at an emergency medical incident, as measured from the time the unit acknowledges notification of the emergency for 90 percent of the anticipated population of the planned community. (National Fire Protection Association 1710 section 4.1.2.1 - 2004 edition.) 3. If a new emergency services station is required for the planned community to meet the applicable response time then location of the new emergency services station should comply with the master siting plan of the district. Schools 1. Sufficient land shall be incorporated into the land use plan for elementary educational facilities to serve the planned community according to the applicable school district standard. 2. Sufficient land shall be incorporated into the land use plan for middle school and high school educational facilities to serve the planned community according to the applicable school district standards. 3. Elementary school sites shall be within 11/2 miles of 50 percent of the elementary age residents of the planned community. Transportation 1. Planned communities shall be designed to have an internal trip capture of at least 15 percent, as calculated using the methodology for estimating trip generation at multiuse sites in the latest edition of the ITE "Trip Generation Handbook" and/or any other methodology approved by ACHD,provided, however, that the appropriate standard established by the applicable area of city impact in title 9 of this code may be used as an alternative. 2. The planned community shall have a comprehensive transportation demand management program for the planned community that will reduce weekday peak period single occupant vehicle trips compared to the forecasted trip generation for the project without transportation demand management strategies. At a minimum, the transportation demand management program shall include: street widths to accommodate transit service; internal street connectivity consistent with ACHD's transportation land use integration plan; land for bus shelters (minimum of a 5 foot x 8 foot pad, as appropriate); Americans with disabilities act compliant sidewalks or pathways that are connected to the curb at bus stop locations as determined at the discretion of VRT; carpool and vanpool parking designations at commercial centers; park and ride facilities; lighting; and bicycle facilities. Trip reduction rate generated due to a transportation demand management program shall not be used in the traffic impact study analysis submitted to ACHD and ITD. 3. Level of service on all public roadways shall be determined by the jurisdiction (ACHD or ITD)having authority over the roadways. Natural and 1. A minimum of 10 acres per 1,000 population of developed open space based on developed open 2.5 persons per dwelling unit. space 2. A minimum of 15 percent of the total gross area of the planned community shall be dedicated to natural open space. 3. A minimum of 30 percent of the total gross area of the planned community shall be dedicated to natural open space if the planned community is in the foothills. 4. All natural open space and developed open space shall be accessible to the public and shall be created and evidenced by recorded easements and plat notes, or other recorded instruments. Library Sufficient space shall be incorporated into the land use plan for library services to serve the planned community. Material Fact The Existing Conditions Report addendum to the City of Meridian Comprehensive Plan 2017 Designated County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres Medium Density Residential R-8, consisting of two parcels totaling 28.98 Section 67-6508 of Idaho Code (the Local Land Use Planning Act) requires Comprehensive Plans to consider, at a minimum: previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for 17 planning components. These components include: property rights; school facilities and transportation; land use; public services, facilities, and utilities; transportation; recreation; housing; community design and implementation. Idaho Code § 67-6511 requires: "The zoning districts shall be in accordance with the adopted plans." Idaho Code § 67-6511(a) requires: ..."planning and zoning commission shall evaluate the request to determine the extent and nature of the amendment. Particular consideration shall be given to the effects of any proposed zone change upon the delivery of services by any political subdivision providing public services, including school districts, within the planning jurisdiction." The Existing Conditions Report addendum to the City of Meridian Comprehensive Plan 2017 Designated County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres Medium Density Residential R-8. The community respectfully requests the City Council follow the Comprehensive Plan and maintain the current Medium Density Residential R-8, consisting of two parcels totaling 28.98 Acres according to County Accessor parcel R3035680300 12 Acres and parcel R3035680112 16.98 Acres. Furthermore, the community request that the developer not be allowed to calculate common area, buffers, green space etc., to be calculated in the gross density calculation. The community would rather the developer be allowed to only calculate Net Use Density Calculations to more accurately reflect the actual size and immensity of the developer's proposal. The community believes that the Net Density Calculations provide a greater possibility of the proposed development to conform with the surrounding subdivisions.